Wondering what are the requirements for a 1031 exchange if i were to sell the condo and buy a single family rental unit ?

Doing a 1031 exchange.

Appliances should be an exchange with whoever you buy them from (free delivery and haul away or donate to your local habitat restore). 

Also retirees that will accept almost no return in exchange for the perceived security.

Someone who needed to sell in 30 days or less for a 1031 exchange; didn't hear from him after first call.

(Quick closing, no hassles, up front cash, you worry about the trash, etc).If for some reason the seller doesn't require cash, you can of course exchange for other things.

Exchangers are less picky and won't freak out that they paid $300 a night and saw an ant on the table.

Would they be willing to do so in exchange for a refund of the option fee minus the back rent and any damages? 

Marketing the property for sale prior to owning it would be acting as an unlicensed broker. 4735.01 Real estate broker definitions.As used in thischapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following: (1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate; (2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate; (3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate; (4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;   

You would certainly qualify for a 1031 Exchange after you have converted the property into rental property and held as rental property for a period of time.